Cooper Commercial Investment Group

6120 Parkland Blvd., Suite 206

Cleveland, OH 44124

www.coopergrp.com

Bob Havasi bhavasi@coopergrp.com

(888) 525-5695 x10

Dan Cooper dcooper@coopergrp.com

(888) 525-5695 x12

In Cooperation with Licensed IN

2

INVESTMENT SUMMARY

Investment Highlights ………...…….. 4

Investment Overview ……………….. 5

Location Overview …………………... 6

Offering Summary …………………… 7

FINANCIAL ANALYSIS

Rent Roll …………...…………….…… 9

Financial Analysis ….………….…….. 10

PROPERTY ANALYSIS

Site Plan ...…...……………………….. 12

Aerial Map …...……………………….. 13-17

Location Maps ….……………………. 15

Demographics ..……………………… 16

TENANT ANALYSIS

Tenant Profiles ..……….…………….. 18-27

Disclosure & Confidentiality …...… 28

3

INVESTMENT HIGHLIGHTS

4

Kroger Plaza

• 100% Occupied with Nationally-Recognized Tenants in Over 84% of Center: Extremely Diverse Mix of Tenants Offering Recession Proof Retailers As Well As Alternative Retail Users, Providing Long-Term Stability

• Heavy Flow of Traffic Being Shadow Anchored by Kroger Grocery & Fuel Station: Dominant Grocer in Indiana & #1 Grocer in the United States

• Staggered Rent Roll with Newer Leases and Long-Term, Tenured Tenants, Proving Commitment and Desire to Be Located at the Property

• Minimal Potential Roll-Over: 10 Yr. Original Lease Terms From Pet Valu With 8 Years of Original Lease Term Remaining, Buffalo Wild Wings with 5 Years of Original Term Remaining & 6 Out of 7 Tenant Have Options to Renew

• Ideal Position Surrounded by Rooftops with Avg. Household Incomes near $65,000 Within 5-Miles

• Multiple Points of Ingress and Egress Creating Ease of Access and Additional Traffic Flow & Visibility From Route 44 and E. Michigan Road Converging Directly In Front of the Center, Traffic Counts of Approx. 25,000 VPD Surrounding the Property & 30,000+ VPD Along I-74 (1-Mile)

• Surrounded by Complimentary Retail Trade Area: Walmart Supercenter, Big Lots, Aldi, Walgreens, Studio 10 Cinemas, McDonalds, Taco Bell, Goody’s, PNC Bank, GameStop, Maurice’s & Many More

• Direct Vicinity of Large Population Base (Indianapolis MSA, Approx. 2 Million Residents): 26 Miles to Downtown Indianapolis, Capital & Largest City in the State

ADDITIONAL HIGHLIGHTS

5

The Cooper Commercial Investment Group has been exclusively retained by

ownership to sell the 100% fee simple interest in the 22,470 S.F., Kroger Grocery

shadow anchored center located in Shelbyville, Indiana, a suburb of Indianapolis.

Kroger Plaza is being offered at a reduced price of $3,095,000, representing an 8.01%

CAP and provides an investor the opportunity to acquire a stable center that includes

many well-known recession proof retailers as well as alternative retail users, providing

long-term stability. Additionally, the property offers minimal rollover with the 3 largest

tenants in place through 2021. In fact, Pet Valu and Buffalo Wild Wings executed

10-year original leases and have 8 years and 5 years of original lease term remaining.

The current tenant roster includes most of the tenants on Triple Net (NNN) lease

structures and several tenants that reimburse administrative and management fees.

The asset’s tenant mix of tenured tenants, along with newer leases, provides comfort

knowing that the tenants have the desire to be located at the center and in the market.

The center boasts a welcoming curb appeal with great visibility, excellent frontage and

prominent pylon signage from E. Michigan Road and State Route 44 that converges

directly in front of the center. The property also has easy access with five points of

ingress and egress. Traffic counts surrounding the center are in upwards of 25,000

vehicles per day. Kroger Plaza is positioned in a growing market surrounded by an

abundance of rooftops while also being positioned near other complimentary retailers

and within just a couple of miles from some of the area’s largest employers. Knauf

Insulation is Shelbyville’s largest employer and is located just 2 miles from the featured

property and the company is the fastest growing insulation manufacturer in the world

with manufacturing operations in Europe, Russia, UK in addition to the USA with

annual sales revenue is in excess of $1.5 billion. Furthermore, Major Hospital (Major

Health Partners, 4.5 miles) is a leading healthcare provider for patients from not only

Shelby County, Indiana, but also from the southeastern part of the state, and Ryobi Die

Casting (3 miles) offers Shelbyville facilities that include 2 die casting plants and a

machining facility encompassing 560,000 sq. feet of manufacturing space. Other

employers with a significant presence are Pilkington North America’s Shelbyville plant

(3.5 miles), PK USA (4 miles, and O'Neal Steel (2 miles). Additionally, Shelbyville draws

traffic to the Indiana Grand Racing (Indiana Downs) & Casino (8.5 miles), a Las

Vegas-style gaming establishment that offers non-stop gaming action, award-winning

dining venues and a wide array of entertainment options all under one roof. The

233,000 S.F. facility features nearly 2,200 high-tech slot machines and electronic table

games.

The center also benefits from being located in a suburb to the densely populated City

of Indianapolis (approximately 26 miles). Much of the residential base in Shelbyville

commutes to Indianapolis via I-74, located just 1 mile from the property with over

30,000 vehicles per day. The city being known as the Crossroads of America has a

thriving economy that relies on trade, transportation, and utilities, professional and

business services, education and health services, government, retail trade, leisure and

hospitality, and manufacturing. Being positioned just outside Dayton with the diverse

mix of uses, services and staggered lease terms; the asset is well insulated for possible

shifts in consumer retail demands and trends and will be a quality asset for many years

to come.

INVESTMENT OVERVIEW

6

Shelbyville is the county seat of Shelby County, Indiana. Being located only 20 minutes

southeast of Indianapolis, the city benefits from small town charm and big city amenities.

Shelbyville provides a central location that is part of the Indianapolis Metropolitan Area with

excellent connectivity through interstate highways, rail lines, and access to everything at the

Indianapolis International Airport (including the FedEx hub), along with a large workforce of

highly skilled individuals. The suburban city offers some of Indiana’s top-rated K-12

schools, higher education from vocational programs through postgraduate study, and

hospitals and medical centers that consistently rank among the top in Indiana and the

nation.

Shelbyville is equipped with large employers and attractions drawing residents to the area.

The Indiana Grand Racing (Indiana Downs) & Casino (8.5 miles) is a Las Vegas-style gaming

establishment that offers non-stop gaming action, award-winning dining venues and a wide

array of entertainment options all under one roof. The 233,000-square-foot facility features

nearly 2,200 high-tech slot machines and electronic table games. Shelbyville’s largest

employers include Knauf Insulation (2 miles), who is the fastest growing insulation

manufacturer in the world with manufacturing operations in Europe, Russia, UK in addition

to the USA, annual sales revenue is in excess of $1.5 billion, Penske Logistics (8 miles), who

are internationally recognized industry leaders in logistic solutions, Major Hospital (Major

Health Partners, 4.5 miles) is a leading healthcare provider for patients from not only Shelby

County, Indiana, but also from the southeastern part of the state, Ryobi Die Casting (3

miles) offers Shelbyville facilities that include 2 die casting plants and a machining facility

encompassing 560,000 sq. feet of manufacturing space. Established as a subsidiary of

Ryobi Limited (Japan), which has die casting facilities in Japan, China, Northern Ireland, and

the United States. Additionally, Pilkington North America’s Shelbyville plant (3.5 miles) has

the operations for the production of toughened glass, PK USA (4 miles) occupies a 317,978

square-foot facility built on a 66 acre site and the plant is the primary supplier of metal body

parts, chassis parts and plastic injection parts for automotive companies in the United

States as well as other parts of the world, and O'Neal Steel (2 miles) is now the United

States' largest family-owned metals service center supplying carbon and alloy steel,

stainless steel and aluminum products for companies nationwide.

Shelbyville’s close proximity to Indianapolis creates an abundance of attributes. The

Indianapolis metro area's population is the largest in the state. Nicknamed the Crossroads

of America, Indianapolis is the junction for six Interstate highways, six U.S. highways, and

four state roads. Visitors are drawn from all over the globe to enjoy top-notch professional

sports, a thriving convention industry and numerous cultural attractions. The city’s diverse

economy relies on trade, transportation, and utilities, professional and business services,

education and health services, government, retail trade, leisure and hospitality, and

manufacturing. Many of Indiana's largest recognized companies are headquartered in

Indianapolis, including pharmaceutical manufacturer Eli Lilly and Company; wireless device

distribution and logistics provider Brightpoint; health insurance provider, Anthem Inc.;

retailers Marsh Supermarkets and Finish Line; Republic Airways Holdings; and REIT, Simon

Property Group. The U.S. headquarters of Roche Diagnostics, CNO Financial Group, First

Internet Bank of Indiana, Dow AgroSciences, Emmis Communications, Steak 'n Shake,

Angie's List, and Allison Transmission are also located in Indianapolis. Other major area

employers include Indiana University Health, Sallie Mae, Cook Group, Rolls-Royce, Delta

Faucet Company, Ice Miller, Raytheon, Carrier and General Motors. Furthermore,

Indianapolis is a prime center for logistics and distribution facilities. It is home to a FedEx

Express hub at the Indianapolis International Airport (40 miles), trucking company Celadon,

and distribution centers for companies such as Amazon.com, Foxconn, Finish Line, Inc.,

Fastenal, Target, and CVS Pharmacy. Indianapolis hosts several notable sporting events

annually, including the NCAA basketball tournament, Brickyard 400, Grand Prix of

Indianapolis, NFL Scouting Combine, the largest half marathon in the U.S., and the largest

single-day sporting event in the world, the Indianapolis 500.

LOCATION OVERVIEW

7

Loan Amount:

Loan Type:

Interest Rate:

Amortization:

Term:

Loan-to-Value (LTV):

Monthly Debt Payment:

$2,321,250

New Loan

5.00%

25 Years

5 Years

75.00%

$13,570

Rental Income:

Tenant Reimbursements:

Potential Gross Income:

Vacancy (Actual):

Effective Gross Income:

Expenses:

NOI:

Annual Debt Service:

Structural Reserve ($0.10/S.F.):

Cash Flow After Reserves:

Cash-on-Cash Return:

$272,175

$64,610

$336,785

($0)

$336,785

$89,016

$247,769

$162,838

$2,247

$82,684

10.69%

Operating Data

$3,095,000

$773,750

22,470 S.F.

$137.74

$247,769

8.01%

2004/1999

Approx. 0.70 Acres

Concrete

Concrete Block/Metal

EPDM Rubber Over Corrugated Metal Deck

Reduced Price:

Down Payment:

Gross Leasable Area:

Price/SF:

NOI:

CAP Rate:

Renovated/Built:

Lot Size:

Foundation:

Exterior:

Roof:

SUMMARY

Anticipated New Financing

8

9

% of Tenant Lease Lease Rent/ Annual Lease Rental Option

Tenant GLA Total Since Start Expiration S.F. Rent Type Bumps Rate/S.F.

NAP: KROGER

SHADOW ANCHOR

4,600 20.47% 2016 2/9/2016 2/8/2026 $14.00 $64,400 Modified NNN

(Flat Rate CAM) None

(2) 5-Yr. Option 1: $15.00/SF Option 2: $15.50/SF

8,050 35.83% 2004 3/1/2015 2/28/2021 $8.07 $65,000 Increase Over

Base Year 2014 None N/A

(1)

1,200 5.34% 1999 9/1/2017 8/31/2022 $13.23 $15,875 NNN

9/1/2018 - $13.25/SF 9/1/2019 - $13.50/SF 9/1/2020 - $13.75/SF 9/1/2021 - $14.00/SF

(1) 5-Yr. Option 1: FMV

with $0.25 Annual Increases

1,200 5.34% 2013 9/1/2013 8/31/2019 $14.00 $16,800 NNN None

(1) 6-Yr. Option 1:

Years 1-2: $14.50/SF Years 3-4: $15.00/SF Years 5-6: $15.50/SF

1,200 5.34% 2014 9/1/2014 8/31/2019 $13.00 $15,600 NNN None (1) 5-Yr.

Option 1: $14.00/SF

1,200 5.34% 2014 10/1/2017 3/31/2020 $16.00 $19,200 NNN None (1) 3-Yr.

Option 1: $18.40/SF

5,020 22.34% 2012 2/1/2015 3/31/2023 $15.00 $75,300 NNN None (2) 5-Yr.

Option 1: $17.00/SF Option 2: $19.00/SF

Total Building 22,470 100.00% $12.11 $272,175

Vacancy - 0.00% $ - $ -

Pro Forma Calendar Year: August 1, 2018 through July 31, 2018 (1) Blended rental rate for increase effective 9/1/2018.

10

Pro Forma

2017 2018-2019 $/SF

INCOME:

Potential Rental Income

Rental Income $ 270,600 $ 272,175 $ 12.11

Tenant Reimbursements

Real Estate Taxes - 41,223 1.83

Insurance - 4,075 0.18

CAM (1) 54,909 17,193 0.77

Management - 643 0.03

Admin Fee - 1,476 0.07

Gross Potential Rental Income $ 325,510 $ 336,785 $ 14.99

Vacancy Factor (Actual) 0.00% - -

Reimbursements From Vacancy 0.00% - -

Effective Gross Income $ 325,510 $ 336,785 $ 14.99

OPERATING EXPENSES:

Management Fee 4% $ 14,031 $ 10,887 $ 0.48

Kroger Management Fee - 1,150 0.05

Real Estate Taxes (2) 49,542 52,654 2.34

Insurance 5,998 6,350 0.28

Landscaping Maintenance (3) 2,569 2,675 0.12

Snow Removal (3) 3,554 3,750 0.17

Utilities

Water/Sewer 400 500 0.02

Repair & Maintenance 2,733 2,550 0.11

Parking Lot Repairs (3) 3,214 3,350 0.15

Parking Lot Lights (3) 816 900 0.04

Fire Safety 661 1,100 0.05

Roof Repairs 7,145 3,150 0.14

Total Expenses $ 90,663 $ 89,016 $ 3.96

Net Operating Income $ 234,847 $ 247,769 $ 11.03

Loan Analysis

Cash Flow Available Before Debt Service $ 247,769 $ 11.03

CAP Rate 8.01% 8.01%

Valuation $ 3,095,000 $ 137.74

Loan to Value 75.00% 75.00%

Loan Amount $ 2,321,250 $ 103.30

Rate 5.00% 5.00%

Term 5 5

Amortization 25 25

Annual Debt Service $ 162,838 7.25

Debt Service Coverage Ratio 1.52 1.52

(1) Historically, ALL operating expenses reimbursements,

including Admin. and Management reimbursements have been

included in CAM. We have separated for Pro Forma purposes.

(2) The Kroger tax is budgeted in February. It consists of our

center's share of Parcel I, per the REA. The Budget calls for it

to be $11,364.61. We pay for the rest of our parcel directly.

All reimbursed by tenants.

(3) Kroger CAM expenses include Lot Sweeping, Litter Patrol,

Snow Removal, Landscaping, Lot Lighting, Lot Repairs, Etc.

per Article III of the REA. These expenses are reimbursed by

tenants but Kroger handles and we pay Kroger.

11

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14

15

16

17

18

19

1605 E Michigan Rd 1 mi radius 3 mi radius 5 mi radius 10 mi radius

Shelbyville, IN 46176

POPULATION

2017 Estimated Population 5,338 21,562 24,362 36,042

2010 Census Population 5,498 21,447 24,241 35,904

2000 Census Population 4,334 20,687 23,292 34,922

Historical Annual Growth 2000 to 2017 1.4% 0.2% 0.3% 0.2%

2017 Median Age 36.1 36.8 37.8 39.4

HOUSEHOLDS

2017 Estimated Households 2,266 8,793 9,933 14,481

2022 Projected Households 2,310 9,155 10,317 14,913

2010 Census Households 2,254 8,553 9,663 14,076

2000 Census Households 1,838 8,325 9,313 13,523

Projected Annual Growth 2017 to 2022 0.4% 0.8% 0.8% 0.6%

Historical Annual Growth 2000 to 2017 1.4% 0.3% 0.4% 0.4%

RACE AND

ETHNICITY

2017 Estimated White 89.7% 91.0% 91.4% 93.4%

2017 Estimated Black or African American 2.1% 2.3% 2.1% 1.6%

2017 Estimated Asian or Pacific Islander 2.2% 1.4% 1.4% 1.1%

2017 Estimated American Indian or Native Alaskan 0.2% 0.2% 0.2% 0.2%

2017 Estimated Other Races 5.9% 5.0% 4.8% 3.7%

INCOME

2017 Estimated Average Household Income $59,609 $62,500 $64,728 $67,612

2017 Estimated Median Household Income $47,406 $53,098 $55,587 $58,733

2017 Estimated Per Capita Income $25,304 $25,844 $26,725 $27,415

EDUCATION

(AGE 25+)

2017 Estimated Elementary (Grade Level 0 to 8) 3.1% 3.5% 3.5% 3.5%

2017 Estimated Some High School (Grade Level 9 to 11) 10.4% 11.2% 10.8% 9.5%

2017 Estimated High School Graduate 45.2% 42.9% 42.8% 43.1%

2017 Estimated Some College 22.3% 20.4% 20.1% 20.4%

2017 Estimated Associates Degree Only 6.6% 7.4% 7.5% 8.2%

2017 Estimated Bachelors Degree Only 6.3% 8.6% 9.2% 9.4%

2017 Estimated Graduate Degree 6.1% 5.9% 6.2% 5.9%

BUSINESS

2017 Estimated Total Businesses 269 975 1,084 1,337

2017 Estimated Total Employees 2,960 13,118 14,567 17,771

2017 Estimated Employee Population per Business 11.0 13.5 13.4 13.3

2017 Estimated Residential Population per Business 19.8 22.1 22.5 26.9

20

21

The Kroger Co. (NYSE: KR/S&P “BBB”/Moody’s “Baa1”) manufactures

and processes food for sale in its supermarkets. The company

operates retail food and drug stores, multi-department stores, jewelry

stores, and convenience stores. Its combination food and drug stores

offer natural food and organic sections, pharmacies, general

merchandise, pet centers, fresh seafood, and organic produce;

multi-department stores provide general merchandise items, such as

apparel, home fashion and furnishings, outdoor living, electronics,

automotive products, toys, and fine jewelry; and price impact

warehouse stores offer grocery, and health and beauty care items, as

well as meat, dairy, baked goods, and fresh produce items. The

company operates under the banner brands, such as Kroger, Ralphs,

Fred Meyer, King Soopers, etc., as well as Simple Truth and Simple

Truth Organic brands. www.kroger.com

Source: www.kroger.com

Headquarter:

# of Locations:

Corporate & Guaranty:

Ticker Symbol:

S&P Credit Rating:

Moody’s Credit Rating:

Cincinnati, OH

2,796

The Kroger Co.

NYSE: KR

BBB

Baa1

Tenant Information

22

Buffalo Wild Wings is the ultimate place to eat wings, grab a cold

one and meet friends to watch a game. The restaurant continues

to add tap lines, come up with more kinds of sauces and have an

infinite number of tv’s. The restaurant has grown to have a store

in every state in the U.S. and continue to open B-Dubs around

the world. On February 5, 2018, Buffalo Wild Wings, Inc. (“BWW”) and

Arby’s Restaurant Group, Inc. (“ARG”) announced the successful

completion of the acquisition of BWW by ARG.

www.buffalowildwings.com

Source: www.buffalowildwings.com

Tenant Base Rent Schedule

Current:

Option 1:

Option 2:

Monthly

$6,275.00

$7,111.67

$7,948.33

PSF

$15.00

$17.00

$19.00

Annual

$75,300.00

$85,340.00

$95,380.00

Corp. Headquarter:

# of Franchise Locations:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Minneapolis, MN

38 in 8 States

5,020

2012

02/01/2015

03/31/2023

None

(2) 5-Yr.

Sports Bar/Wings

None

None

Tenant Lease Abstract

Tenant Recapture

Common Area Maintenance:

CAM Cap:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Pro Rata Share

5% on CAM Expenses,

Excluding Snow & Utilities

Pro Rata Share

Pro Rata Share

10% on CAM & INS. Expenses

None

23

At Pet Valu customers find a great selection of pet food, treats, toys and

accessories, all at competitive prices. Pet Valu stores are located in

local communities across the Northeast and Midwest United States and

Canada. The stores offer friendly Pet Experts trained in pet care and

nutrition through the University of California Davis Extension School.

The Pet Valu family of stores includes Pet Valu, Paulmac’s Pet

Food and Bosley’s, Tisol, Total Pet, and Jack’s Pets. Together, Pet Valu

is the largest retail operation in North America dedicated to providing

families with food and supplies for dogs, cats, companion birds, wild

birds, fish, reptiles and small animals. The company’s pet-friendly stores

sell over 7,000 products, including holistic and premium brands of pet

foods and treats, as well as a wide selection of essential and innovative

pet supplies to suit every budget. Many stores have self-serve pet

washing stations complete with a variety of shampoos, towels, dryers,

and aprons and feature easy-to-use stairs and elevated tubs.

us.petvalu.com

Source: us.petvalu.com

Tenant Base Rent Schedule

Current:

Option 1:

Option 2

Monthly

$5,366.67

$5,750.00

$5,941.67

PSF

$14.00

$15.00

$15.50

Annual

$64,400.00

$69,000.00

$71,300.00

Headquarter:

# of Total Locations:

Corporate:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Wayne, PA

1,000+

Pet Valu Inc.

4,600

2016

02/09/2016

02/08/2026

None

(2) 5-Yr.

Pet Products

Kroger

In the event that Tenants

gross sales in the 4th lease

year fail to meet or exceed

$150/SF tenant may

terminate lease and pay the

then unamortized cost of

brokerage commission and

tenant improvements.

Tenant Lease Abstract

Common Area Maintenance:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Flat Rate - $1.32/SF, 2018 with 5%

Annual Increases - $1.39/SF, 2019

Pro Rata Share

Pro Rata Share

None

None

Tenant Recapture

24

Shoe Sensation, Inc. is to provide quality and brand name footwear

for the entire family. From toddlers to seniors, the stores offer a

large selection of shoes. The typical Shoe Sensation will showcase

over 10,000 pairs of the latest styles. National brands such as

Skechers, Clarks, Crocs, and Easy Street for women are featured as

well as an extensive collection of junior shoes from Rocket Dog,

Fergalicious, Jellypop, Sperry, Skechers and Bearpaw. Children’s

shoes are available in popular brands including Skechers and Nike.

Prominent men’s brands include Dockers, Dr. Martens, Timberland,

Lugz and Durango. A wide range of athletic shoes – from Under

Armour, Nike, New Balance, Adidas, Asics, Puma and others, as

well as the latest lifestyle brands like Converse and Vans – are also

available at Shoe Sensation, Inc. Shoe Sensation has achieved

success through superior merchandise assortment and outstanding

customer service within a well-designed and comfortably appointed

store environment. The company has 15,000 SF of offices, a 150,000

SF distribution center and over 1000 employees and the store currently

operating over 149+ locations in eighteen states.

www.shoesensation.com

Source: www.shoesensation.com

Tenant Base Rent Schedule

Current:

Monthly

$5,416.67

PSF

$8.07

Annual

$65,000.00

Headquarter:

# of Locations:

Corporate:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Jeffersonville, IN

149+ in 18 States

Shoe Sensation, Inc.

8,050

2004

03/01/2015

02/28/2021

None

None

Shoe Store

None

None

Tenant Lease Abstract

Common Area Maintenance:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Increase Over Base Year 2014

Increase Over Base Year 2014

Increase Over Base Year 2014

None

None

Tenant Recapture

25

Great Clips is the world’s largest and fastest-growing salon brand.

Great Clips is a 100% franchised company with more than 4,200 salons

across North America—each one offering a great haircut at a great

location at a great price. The company strives to make it easy for

customers to get a great haircut at a time and place that’s convenient

for them. That’s why Great Clips is open evenings and weekends, no

appointments necessary. The average Great Clips salon attracts more

than 500 customers per week, and the average Great Clips customer

comes in every four to six weeks. www.greatclips.com

Source: www.greatclips.com

Tenant Base Rent Schedule

Current:*

Bump 9/1/2018:*

Bump 9/1/2019:

Bump 9/1/2020:

Bump 9/1/2021:

Monthly

$1,322.92

$1,325.00

$1,350.00

$1,375.00

$1,400.00

PSF

$13.23

$13.25

$13.50

$13.75

$14.00

Annual

$15,875.00

$15,900.00

$16,200.00

$16,500.00

$16,800.00

Corp. Headquarter:

# of Total Locations:

Franchise/Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Minneapolis, MN

4,200

Franchised/Personal

1,200

1999

09/01/2017

08/31/2022

Annual

(1) 5-Yr.

Discount Hair Salon

None

None

Tenant Lease Abstract

Common Area Maintenance:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

None

None

Tenant Recapture

Option 1: FMV with $0.25 Annual Increases

* Blended rental rate for increase effective 9/1/2018. Pro Forma based on

calendar year 8/1/2018 through 7/31/2019.

26

A-1 Cash Advance is a full-service Cash Advance and Check Cashing

company with eight Central Indiana locations, and one new branch in

Murfreesboro, Tennessee. The company provides customers with

premier online cash advance services in a courteous and professional

manner with honesty and integrity.

www.a1cashadvance.com

Source: www.a1cashadvance.com

Tenant Base Rent Schedule

Current:

Option 1:

Monthly

$1,600.00

$1,840.00

PSF

$16.00

$18.40

Annual

$19,200.00

$22,080.00

Headquarter:

# of Locations:

Franchise/Guaranty:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Indianapolis, IN

9

Personal

1,200

2014

10/01/2017

03/31/2020

None

(1) 3-Yr.

None

None

None

Tenant Lease Abstract

Common Area Maintenance:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

20% on CAM & INS. Expenses

None

Tenant Recapture

27

Tenant Base Rent Schedule

Current:

Option 1

Years 1-2:

Years 3-4:

Years 5-6:

Monthly

$1,400.00

$1,450.00

$1,500.00

$1,550.00

PSF

$14.00

$14.50

$15.00

$15.50

Annual

$16,800.00

$17,400.00

$18,000.00

$18,600.00

Headquarter:

# of Locations:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Shelbyville, IN

1

1,200

2013

09/01/2013

08/31/2019

None

(1) 6-Yr.

Chinese Restaurant

None

None

Tenant Lease Abstract

Common Area Maintenance:

CAM Cap:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Pro Rata Share

3% on Controllable Expenses,

Excludes Real Estate Taxes,

Insurance, Snow & Utilities

Pro Rata Share

Pro Rata Share

15% on CAM Expenses

Pro Rata Share

Tenant Recapture

28

Tenant Base Rent Schedule

Current:

Option 1:

Monthly

$1,300.00

$1,400.00

PSF

$13.00

$14.00

Annual

$15,600.00

$16,800.00

Headquarter:

# of Locations:

GLA:

Tenant Since:

Current Term Start:

Lease Expiration:

Rental Bumps:

Options:

Exclusive:

Co-Tenancy:

Termination Clause:

Shelbyville, IN

1

1,200

2014

09/01/2014

08/31/2019

None

(1) 5-Yr.

None

None

None

Tenant Lease Abstract

Common Area Maintenance:

Insurance:

Real Estate Taxes:

Admin. Fee:

Mgmt. Fee:

Pro Rata Share

Pro Rata Share

Pro Rata Share

20% on CAM & INS. Expenses

None

Tenant Recapture

29

DISCLOSURE, CONFIDENTIALITY & DISCLAIMER

CONFIDENTIALITY AGREEMENT DISCLOSURE & DISCLAIMER

The information within this Offering Memorandum will set forth an

understanding regarding the relationship between the Recipient of

this package (the “Recipient”) and The Cooper Group and the

confidentiality of the investment information to be supplied to you

and your organization for use in considering, evaluating and/or

purchasing this property (the “Property”). The recipient

acknowledges that all financial, contractual, marketing, and

informational materials including but not limited to lease information,

occupancy information, financial information, projections, data

information and any other similar information provided by The

Cooper Group which relates to the Property (collectively, the

Confidential Information), whether said information was transmitted

orally, in print, in writing or by electronic media is confidential in

nature and is not to be copied or disseminated to any party without

the prior consent of The Cooper Group. The Recipient

acknowledges and agrees that the Confidential Information is of

such a confidential nature that severe monetary damage could result

from dissemination of that information to unauthorized individuals.

The Recipient shall limit access to the Confidential Information to

those individuals in the Recipient’s organization with a “need to

know” and shall take all precautions reasonably necessary to

protect the confidentiality of the Confidential Information. The

Recipient acknowledges and agrees that the Confidential

Information and any copies thereof are the property of The Cooper

Group and that all such information will be returned to The Cooper

Group upon written request. Any offers or inquiries from Recipient in

connection with this investment proposal shall be forwarded,

confidentiality, to The Cooper Group. Other than The Cooper Group,

recipient agrees that neither Recipient nor The Cooper Group shall

be obligated to pay any procuring broker fees in connection with this

investment unless a separate written Brokerage Agreement is

entered into and written acknowledgement of any procuring

Brokerage Agreement is received from all parties to the investment

transaction. Procuring brokers must provide written introductions of

potential investors and receive written acknowledgment from The

Cooper Group for representation to be recognized. This is a

confidential Memorandum intended solely for your limited use and

benefit in determining whether you desire to express further interest

in the acquisition of the Property.

The Memorandum contains selected information pertaining to the

property and does not purport to be a representation of the state of

affairs of the Property or the owner of the Property, to be all-inclusive or

to contain all or part of the information which perspective Recipients

may require to evaluate the purchase of real property. All financial

projections and information are provided for general reference purposes

only and are based on assumptions relating to the general economy,

market conditions, competition and other factors beyond the control of

the owner or The Cooper Group. All references disclosed herein related

to acreage, square footages and/or other measurements may be

approximations and the best information available. The summaries of

information included herein do not purport to be complete nor

necessarily accurate descriptions of the full agreements referenced.

Photos herein are the Property and respective owners and use of these

images without the express written consent of the owner is prohibited.

The owner and the Cooper Group expressly reserve the right, at its sole

discretion, to reject any or all expressions of interest or offers to

purchase the Property, and/or terminate discussions with any entity and

any time with or without notice which may arise as a result of review of

this Memorandum.

Neither the owner or the Cooper Group, nor any of their respective

directors, officers, affiliates or representatives make any representation

or warranty, expressed or implied, as to the accuracy or completeness

of this Memorandum or its contents; and you are to rely solely on your

investigators and inspections of the property in evaluating a possible

purchase of the Property. The information contained in this document

has been obtained from sources to be reliable. While the Cooper Group

does not doubt its accuracy, the Cooper Group has not verified it and

makes no guarantee, warranty or representation about it. It is your

responsibility to independently confirm the accuracy and completeness.

Any projections, opinions, assumptions or estimates used are for

example only and do not represent the current or future performance of

the Property. The value of this transaction to you depends on tax and

other factors which should be evaluated by your tax, financial and legal

advisors.

Cooper Commercial Investment Group

6120 Parkland Blvd., Suite 206

Cleveland, OH 44124

www.coopergrp.com

Bob Havasi bhavasi@coopergrp.com

(888) 525-5695 x10

Dan Cooper dcooper@coopergrp.com

(888) 525-5695 x12